How is Buyer's Stamp Duty (BSD) calculated in Singapore?

BSD is marginal, like income tax: 1% on the first $180,000, 2% on the next $180,000, 3% up to $1,000,000, 4% up to $1,500,000, 5% up to $3,000,000, and 6% on the amount above $3,000,000 (residential rates, as of 15 Feb 2023). It applies to the higher of the purchase price or market value. Non-residential property caps at 5% with no 6% band.

What are the current ABSD rates?

As of 27 April 2023: Singapore Citizens pay 0% on their first residential property, 20% on the second, 30% on the third and beyond. PRs pay 5% / 30% / 35%. Foreigners pay a flat 60%, and entities or trustees 65%. Qualifying foreigners (US nationals; nationals or PRs of Iceland, Liechtenstein, Norway and Switzerland) can obtain FTA remission for Singapore Citizen treatment.

How does ABSD work for a joint purchase?

IRAS applies the HIGHEST applicable rate among all buyers to the ENTIRE price — not apportioned by share. A Singapore Citizen first-timer buying with a PR who owns one Singapore home pays the PR second-property rate of 30% on the whole value. For first-home spouse remission, at least one spouse must be an SC, both spouses must be the only buyers, and neither may own a residential property.

Is BSD payable on the price or the valuation?

On the higher of the two. If you buy below valuation, duty is still assessed on market value — the same base applies to ABSD.

Which properties count for ABSD?

Count every residential property in Singapore in which the buyer has any interest, including joint or partial interests and identifiable beneficial ownership through a trust. Exclude residential property outside Singapore and non-residential property.

Stamp Duty Calculator

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Buyer's Stamp Duty & ABSD

BSD on the marginal tiers, ABSD by your exact buyer profile — including the joint-purchase rule most calculators get wrong.

Property type

Purchase price

The price you're paying.Market value

Optional. BSD and ABSD are charged on the higher of the two.

Buyer profile (for ABSD)

Buyer

Nationality / entity

Singapore residential properties already owned

Count whole, joint and partial interests in Singapore homes. Exclude overseas and non-residential property.

Enter a purchase price (or market value) to see the Buyer's Stamp Duty.

How buyer's duties work

Two duties can apply when you buy. BSD applies to every purchase, on marginal tiers — for a $1.5M home that is $1,800 + $3,600 + $19,200 + $20,000 = $44,600. ABSD applies on top, by profile and count: 0% for a Singapore Citizen's first home, 20% on a second, 60% flat for foreigners. Both are assessed on the higher of price or market value.

On a joint purchase, the highest rate among the buyers applies to the entire price — the rule that surprises upgrader couples and mixed-residency purchases. If ABSD is the problem you're solving, see our Decoupling Calculator for what avoiding it actually costs.

Frequently asked questions

How is Buyer's Stamp Duty (BSD) calculated in Singapore?: BSD is marginal, like income tax: 1% on the first $180,000, 2% on the next $180,000, 3% up to $1,000,000, 4% up to $1,500,000, 5% up to $3,000,000, and 6% on the amount above $3,000,000 (residential rates, as of 15 Feb 2023). It applies to the higher of the purchase price or market value. Non-residential property caps at 5% with no 6% band.
What are the current ABSD rates?: As of 27 April 2023: Singapore Citizens pay 0% on their first residential property, 20% on the second, 30% on the third and beyond. PRs pay 5% / 30% / 35%. Foreigners pay a flat 60%, and entities or trustees 65%. Qualifying foreigners (US nationals; nationals or PRs of Iceland, Liechtenstein, Norway and Switzerland) can obtain FTA remission for Singapore Citizen treatment.
How does ABSD work for a joint purchase?: IRAS applies the HIGHEST applicable rate among all buyers to the ENTIRE price — not apportioned by share. A Singapore Citizen first-timer buying with a PR who owns one Singapore home pays the PR second-property rate of 30% on the whole value. For first-home spouse remission, at least one spouse must be an SC, both spouses must be the only buyers, and neither may own a residential property.
Is BSD payable on the price or the valuation?: On the higher of the two. If you buy below valuation, duty is still assessed on market value — the same base applies to ABSD.
Which properties count for ABSD?: Count every residential property in Singapore in which the buyer has any interest, including joint or partial interests and identifiable beneficial ownership through a trust. Exclude residential property outside Singapore and non-residential property.

Disclaimer

The tools on this page provide estimates for general reference only and do not constitute financial, legal, tax, or investment advice. Calculations are based on prevailing MAS, IRAS, HDB, and CPF rules and rates at the time of publication, which may change without notice. Actual figures — including loan eligibility, interest rates, stamp duties, and CPF usage — depend on your specific circumstances and the final assessment of banks, IRAS, and other relevant authorities. TRIBE makes no warranty as to the accuracy or completeness of any output and accepts no liability for decisions made in reliance on these tools. Please verify all figures with the relevant institutions or a qualified professional before committing to any transaction.